Salamander Street – Demolition and Redevelopment
Posted on: April 3, 2026
Positive shift, but design quality and place-making remain weak
Address: 52 – 66 Salamander Street Edinburgh EH6 7LA
Proposal: Demolition of the existing building, and the erection of mixed use development including: residential development (build to rent) and purpose-built student accommodation development with commercial / retail floorspace (Class 1A) at street level with associated amenity space, landscaping and cycle parking.
Reference 26/00557/FUL
Closing date for comments: Fri 25 Apr 2026
Determination date: Fri 17 May 2026
Result: Pending
Cockburn Response
The Cockburn Association welcomes the redevelopment of this site and supports the continued transition of this part of Leith towards a predominantly residential neighbourhood.
In particular, we welcome the revised residential mix, including the reduction in purpose-built student accommodation (PBSA) and the increase in mainstream and affordable housing. This represents a positive and policy-aligned shift. We also support the emerging approach to intergenerational living, which has the potential to contribute to a more balanced and sustainable community.
However, while these strategic changes are encouraging, the design quality of the proposal does not yet meet the standard expected for a development of this scale and prominence in Scotland’s capital.
The principal concerns relate to place-making and architectural quality. The scheme remains insufficiently distinctive, reading as a generic development rather than one grounded in the character and identity of Leith. The public realm offer is weak, with limited evidence of a generous and engaging street environment. The development appears inward-looking, with much of the amenity provision internalised.
The ground floor and street interface are underdeveloped, and the proposed active frontage lacks the clarity and robustness required to support a lively and attractive street. In addition, the architectural expression lacks depth and articulation, and does not yet demonstrate the richness of materiality and detailing expected in this context.
There are also outstanding environmental concerns, particularly in relation to air quality and the delivery of a healthy residential environment. The proposal does not yet demonstrate a sufficiently integrated approach to climate resilience and blue-green infrastructure.
In summary, while the direction of travel is supported, the scheme requires significant further design development to achieve the level of quality expected in Edinburgh.
The Cockburn Association would welcome further refinement and continued engagement to address these issues and to realise the full potential of this important site.